You finally get three quotes back for your renovation. Same house, same wish list – yet one number is far lower than the others.
Often the difference comes down to the questions you asked before the numbers showed up. When you know the right questions to ask a contractor, you can see who understands your home, who priced the work honestly, and who might leave you with extra bills or unfinished details.
As a design‑build general contractor based in Burnaby and working across Greater Vancouver, TQ Construction has helped homeowners make sense of confusing or incomplete quotes for more than 40 years; learn more about our team. This guide walks through practical questions for general contractors and installers, plus a simple way to line quotes up side by side so you can choose with confidence.
Comparing contractor quotes side by side helps you see who truly understands your home and scope.
TL;DR: The 10 most useful questions to ask a contractor
Short on time? Here’s a quick shortlist you can keep handy while you call or meet contractors.
- Are you a licensed residential builder (where required), and can I see your licence and insurance certificates?
- How many projects like mine have you completed in the last few years in this area?
- Exactly what is included, excluded, and listed as an allowance in this quote?
- Who will supervise the site day to day, and how often will I hear from you?
- Which permits and inspections are needed, and who handles them?
- What is the realistic start date, timeline, and schedule for my project?
- How are change orders priced and approved, and what contingencies have you allowed?
- What warranties do you offer on labour and materials?
- Can I speak with two or three recent clients and, if possible, visit a completed or in‑progress project?
1. Start with credentials: licence, insurance, and permits
Key question: Are you licensed, insured, and in good standing?
In BC, paperwork is more than red tape – it’s your safety net.
Ask every contractor to show their licence, insurance, and permit before you sign.
Under the Homeowner Protection Act, general contractors who build new homes or lead most residential projects must be licensed residential builders in good standing with BC Housing’s Licensing and Consumer Services. That licence ties to mandatory third‑party home warranty insurance on new homes and clear accountability if something goes wrong.
For each quote, ask the contractor to send this in writing:
- Residential builder licence number (for new homes or large additions), so you can confirm it on BC Housing’s Licensed Builder Registry.
- Proof of liability insurance and WorkSafeBC coverage for employees and regular trades.
- Any professional associations, such as the Canadian Home Builders’ Association of BC (CHBA BC) or Homebuilders Association Vancouver (HAVAN).
You can confirm a builder’s status in minutes on BC Housing’s Licensed Builder Registry, and resources from Consumer Protection BC, CHBA BC, and HAVAN offer homeowner guides on hiring and contracts.
Key follow‑up: Who handles permits and inspections?
A good general contractor should clearly explain which permits your project needs and who will coordinate drawings, engineering, and inspections.
Ask directly:
- Which permits and approvals does this project require?
- Will your team apply and pay for them, then pass those fees through in the quote, or are they my responsibility?
- How will permit timelines affect the schedule you’ve proposed?
2. Questions to ask a general contractor about experience and team
Two companies can both be licensed and insured, yet deliver completely different experiences on site. These questions help you understand who will actually be in your home and how they’ve handled projects like yours before.
What similar projects have you completed near me in the last few years?
Ask for examples that match your scope – full home renovation, partial renovation, addition, or custom home – plus photos or addresses you can review. A contractor who regularly works in Vancouver, Burnaby, the North Shore, and the Tri‑Cities will know local bylaws, older housing stock, and permit offices better than someone who only visits occasionally.
Good follow‑ups include:
- Can you walk me through one project that started at a similar budget? What changed along the way?
Who will run my project day to day?
Many homeowners think they’re hiring the person who came to the initial meeting, but day‑to‑day work is usually run by a supervisor or foreperson and overseen by a project manager with a set communication rhythm.
- Who will be my main contact once construction begins?
- How often will we get scheduled updates (for example, weekly site meetings or summary emails)?
- Do you use mostly in‑house carpenters or rely entirely on subcontractors?
Can I speak with recent clients or see a project in person?
Ask whether they can share two or three recent clients who are comfortable taking a short call or letting you see finished work.
Helpful follow‑ups:
- Do you have a current site I can visit (with notice) to see how clean and organized things are?
For a fuller checklist on culture fit and communication with a design‑build team, you can also read our article on how to choose your design‑build team.
3. Scope questions that keep quotes “apples to apples”
On paper, three proposals might all describe a “main floor renovation,” yet one may exclude electrical upgrades, another may use low allowances for fixtures, and a third may include contingencies for an older home.
What exactly is included, excluded, and listed as an allowance?
Ask every contractor to walk you through their scope line by line. As you talk, highlight three kinds of items in their quote:
Walking through the scope with your contractor helps keep quotes “apples to apples.”
- Included: Clearly described work that is fully priced (for example, removing walls, installing beams, and repainting the main floor).
- Excluded: Anything they specifically state is not part of the price (for example, landscaping, window coverings, or appliances).
- Allowances: Budget placeholders for items you’ll choose later – such as plumbing fixtures, tile, lighting, and cabinets.
Because of allowances, two quotes can differ by tens of thousands of dollars. On a recent Burnaby main‑floor renovation, a lower‑priced quote used very low allowances for cabinets and lighting and excluded necessary electrical upgrades; once realistic costs were added, it was more expensive than the detailed, realistic quote.
How do you handle hidden conditions and contingencies?
Older homes in Metro Vancouver often hide surprises – asbestos, outdated wiring, or structural work that wasn’t done to today’s standards.
Ask:
- What kinds of hidden issues do you most often run into on homes like mine?
- If these issues come up, what contingency or provisional amounts have you allowed for in this quote?
Their answers help you avoid both overly optimistic and over‑padded quotes.
If your project involves a character or heritage home, you may also find it helpful to read our guide on how to renovate a heritage house for more context on structure, bylaws, and conservation.
4. Money questions to ask a contractor before you sign the contract
Clear money questions protect both your budget and your relationship with the contractor once work is underway.
What does your payment schedule look like, and what triggers each payment?
Most homeowners pay a modest deposit, then progress payments tied to milestones such as design completion, permits issued, framing, and rough‑in approvals.
Ask:
- How much is the deposit, and what does it cover?
- Which specific milestones trigger each payment?
- Do you provide progress invoices that show what’s been completed and what’s next?
Avoid contractors who ask for most of the cost upfront or can’t tie payments clearly to work completed.
How are change orders priced and approved?
Change orders are normal on renovation projects, but you want a straightforward process for approving extra cost or time.
- When we change something, will you send written change orders that show cost, schedule impact, and any alternatives?
- Who needs to sign before extra work starts – email approval, e‑signature, or a client portal?
What warranties do you offer on labour and materials?
For new homes in BC, licensed residential builders must provide third‑party home warranty insurance with minimum coverage periods, as outlined by BC Housing’s Homeowner Protection Act and the BC Financial Services Authority’s home warranty information. Renovation warranties vary, so ask:
- How long is your workmanship warranty on this type of project?
- Do manufacturer warranties pass directly to me?
- If there’s an issue after completion, who do I call and how quickly can I expect a response?
5. Questions to ask a gutter installer or exterior contractor
Even if you’re only replacing gutters, you’re still trusting someone with your roofline, exterior walls, and drainage, so treat a “small” gutter job with the same care you’d bring to a larger renovation.
A good gutter installer thinks about the entire drainage system, not just the visible gutters.
What material, style, and size do you recommend for my home – and why?
- Material (aluminum, steel, or copper), thickness, and expected lifespan.
- Seamless vs sectional systems.
- Size (for example, 5‑inch vs 6‑inch) and how that relates to your roof area and local rainfall.
How will you handle drainage, downspouts, and existing problem areas?
- Will you check existing downspout locations and grading, and suggest improvements if water currently pools near the foundation?
- How will you set slope, number of outlets, and leaf protection for heavy Vancouver rain?
Their answer should show they’re thinking about the whole water‑management system, not only the visible gutters.
How will you protect my home during installation?
- How will you protect roofing, fascia, and soffits while you remove the old gutters?
- What safeguards do you use around landscaping, decks, and walks?
6. How to compare contractor quotes side by side
A simple comparison sheet built around the “3 Cs” helps you see patterns quickly:
- Credentials: Licence, insurance, references, and track record.
- Clarity: Detail in the scope, allowances, exclusions, and change‑order process.
- Chemistry: How well you communicate, how quickly they respond, and whether they listen to your priorities.
A recent national survey of Canadian homeowners, summarized in the Bidmii national renovation survey, found that more than two‑thirds of those who renovated in the past three years experienced at least one significant problem with their project, often tied to unclear expectations or scope.
Create a table like this for your top three contractors:
Category
Contractor A
Contractor B
Contractor C
Licensed residential builder / insurance
Relevant local experience
Scope detail (drawings, inclusions, exclusions)
Allowances (realistic for your taste?)
Contingency and approach to hidden conditions
Payment schedule and change‑order process
Warranties (labour and materials)
Communication & gut feeling
As you fill this out, weigh clear communication and documentation alongside price.
7. Next steps: use this checklist on your Vancouver renovation
Whether you’re planning a full home renovation, a partial refresh, or a future custom build in Vancouver, Burnaby, the North Shore, or the Tri‑Cities, use this checklist to find a contractor who answers clearly and stands behind their quote. If you’d like to walk through your scope one‑on‑one, the team at TQ Construction can review your drawings and questions in detail – explore our renovation portfolio, learn more about our design‑build process, or request a free consultation.
- Ask every contractor the same core questions, in the same order, so their answers are easier to compare.
- Keep your own notes about tone and communication – not just the numbers – so you remember how each team made you feel.
About TQ Construction
Learn more about our team, see our awards, and visit the TQ Construction renovations blog for more design‑build insights.
Frequently asked questions about comparing contractor quotes
What documents should a BC contractor provide before starting my renovation?
They should provide their residential builder licence number (if applicable), proof of liability insurance, and WorkSafeBC coverage for employees and regular trades. Many reputable contractors will also list professional associations such as CHBA BC or HAVAN.
How can I compare multiple renovation quotes fairly?
Ask each contractor to spell out what is included, excluded, and listed as an allowance, then line the quotes up side by side. Adjust allowances to a similar level of finish so you’re comparing “apples to apples,” not basic fixtures against premium ones.
How much deposit is normal for a renovation project?
Exact amounts vary, but you should see a reasonable initial deposit followed by progress payments tied to clear milestones such as permits issued, framing complete, and inspections passed—not most of the cost due up front.
Why does the lowest quote sometimes cost more in the long run?
Very low quotes may rely on unrealistic allowances, omit necessary work, or leave out contingency for hidden issues in older homes. Once change orders and extras are added, the “cheaper” option can end up costing more than a transparent, realistic quote.
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